HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
3622 SW 22" Street & 3605-3625 SW 22 Terrace
CASE NO: 2005-1002
Pursuant to Article 4, Section 401 of Ordinance 11000, as amended, the Zoning Ordinance of the
City of Miami, Florida, the subject proposal has been reviewed for an amendment to the Zoning
Atlas as follows:
The request is to change the Zoning designation as follows:
The subject properties are located at 3622 SW 22id Street and 3605-3625 SW 22nd Terrace
(complete legal description on file with the Hearing Boards Office), from C-1 "Restricted
Commercial" with an SD-23 "Coral Way Special Overlay District" to C-1 "Restricted
Commercial" with an SD-23 "Coral Way Special Overlay District" and an SD-19 Overlay
District with a 2.9 F.A.R. as part of the "Mile" MUSP.
The following findings have been made:
• It is found that the SD-19 "Designated F.A.R. Overlay District" is a district that was created
as an instrument to modify (increase or decrease) the F.A.R. on specific properties within the
City.
• It is found that the effect of the SD-19 shall be to modify regulations within portions of other
zoning districts to designate properties or areas of the City with a specific floor area ratio
(F.A.R.).
• It is found that the subject properties have a C-1 "Restricted Commercial" with an SD-23
"Coral Way Special Overlay District" zoning designation that allows an F.A.R. of 1.72 and it
is also found that the potential development allowed, with the requested increase of 2.9
F.A.R., will results in a massive over -development with all the subsequent negative results.
• The additional F.A.R. requested is not necessary to accommodate reasonable development.
The requested additional F.A.R. will only serve to create a massive amount of development
on this site that is totally out of scale and character with the surrounding area.
• It is found that the requested zoning designation change is not inconsistent with the
underlying land use designation and therefore does not require an amendment to the Future
Land Use Map of the Comprehensive Plan.
Based on these findings, the Planning Department is recommending denial of the
application as presented.
ANALYSIS FOR ZONING CHANGE
Yes No N/A
CASE NO. 2005-1002
In harmony with Comp. Plan; does not require amendment.
In harmony with established land use.
Is related to adjacent and nearby districts.
Is within scale with needs of neighborhood or City.
Maintains similar population density pattern.
Existing district boundaries are illogically drawn.
Changes or changing conditions that make change necessary.
Positively influences living conditions in neighborhood.
Has similar impact on traffic; does not affect public safety.
Has similar impact on drainage.
Has similar impact on light and air to adjacent areas.
Has similar impact on property values in adjacent areas.
Contributes to improvement or development of adjacent property.
Conveys same treatment as to owners within same classification.
Property is unfairly limited under existing zoning.
Difficult to find other adequate sites in surrounding area.